A home with a story in Tolsteeg en Rotsoord
Smaragdplein 34 sits in Tolsteeg en Rotsoord, a neighbourhood in the Zuid district of Utrecht where the streets have a lived-in, sociable feel. The apartment was built in 1959 and carries an energy label D, which means you can expect moderate energy costs. The asking price is €375,000. For context, the average asking price for apartments in Utrecht in this area is €400,208.
Inside the apartment
This apartment on the second floor has four rooms, including two bedrooms and one bathroom, all on a single level. The living area is 64 m² according to the agent, while the BAG registration lists 65 m². The home has a balcony, and the agent notes triple glazing and double glazing, plus a central heating boiler. It is offered as full ownership, with no leasehold ground rent to consider.
The neighbourhood around Smaragdplein
Residents of the wider district give it an average score of 7.67, based on twenty reviews. One resident describes the area as social, child-friendly and green, noting that streets have little traffic and that many homes sit around shared green spaces. Another says it is quiet and united, with everything within reach. The district has a village-like character, separated from the city by a park and forts that are part of the UNESCO heritage. Around 54% of residents are aged 25 to 45, and most households are single-person. For more on the area, see the Tolsteeg en Rotsoord neighbourhood.
Daily life and getting around
A Lidl supermarket is on your doorstep, with a PLUS just around the corner and a Coop a couple of streets away. Primary schools such as De Wereldwijzer and Blauwe Aventurijn are within a ten-minute walk, and the nearest GP and pharmacy are also close by. Bus stops at Smaragdplein and Aquamarijnlaan, served by lines 8, 47 and N4, are just around the corner, and Utrecht Vaartsche Rijn station is a ten-minute walk. The municipality of Utrecht offers a full range of amenities within easy reach.
WOZ value and address data
The WOZ value on 1 January 2025 was €399,000, and the asking price sits 6% below that figure. Between 2020 and 2025, the WOZ value rose by 63%, from €245,000 to €399,000. As for address-level risks, road traffic noise is measured at 59 dB Lden, above the norm, while railway noise is below it. The foundation risk indication is medium, and pluvial flooding at heavy rain is medium, with flood risk currently elevated but low by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Willems & Steinvoort Makelaars.
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Details of this home
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Smaragdplein 34, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €375,000 is 6% below the WOZ value of €399,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's listed living area of 64 m², comes to €5,859.
What is the layout of this apartment?
The apartment has four rooms in total, including two bedrooms and one bathroom, all on a single floor. The living area is 64 m² according to the agent, while the BAG registration lists 65 m². There is a balcony, and the property is on the second floor. The volume is 210 m³.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs. The agent notes that the home has triple glazing and double glazing, and a central heating boiler. The label itself does not tell you about the condition of the building, only its energy performance.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data from KCAF. The building was constructed in 1959, before 1970, and 100% of properties in this postcode area were built before that year. This is an indication for the area, not an inspection of this specific home.
What are the noise levels like at this address?
Road traffic noise at this address is measured at 59 dB Lden, which is above the noise norm, based on 2022 data. Railway noise is measured at 39 dB Lden, which is below the norm, based on 2023 data. These are area-level indications from public data sources.
What supermarkets are nearby?
A Lidl supermarket is just 7 metres from the front door, so groceries are literally on your doorstep. A PLUS is 182 metres away, and a Coop is 680 metres away. There are also several other supermarkets within a short distance, including another Coop and an Albert Heijn.
Which schools are close to this apartment?
Several schools are within walking distance. Auris Rotsoord, a special education school, is 198 metres away, and Kentalis College Utrecht, a secondary special education school, is 436 metres away. Primary schools include De Wereldwijzer at 485 metres and Blauwe Aventurijn at 526 metres.
How is the public transport connection?
Bus stops are very close: Utrecht, Smaragdplein is 142 metres away with lines 8 and N4, and Utrecht, Aquamarijnlaan is 139 metres away with lines 47 and N4. Utrecht Vaartsche Rijn train station is 589 metres away, about a ten-minute walk.
What do residents say about the area?
Residents of the wider district give it an average score of 7.67, based on twenty reviews. One resident describes the area as social, child-friendly and green, with little traffic and homes around shared green spaces. Another says it is quiet and united, with everything within reach. These reviews cover the district, not just this neighbourhood.
What is the flood risk for this address?
The pluvial flooding risk at heavy rain is medium, and the current flood risk is elevated, according to area-level climate data. By 2050, the flood risk is expected to be low. Heat stress is currently low but is expected to be medium by 2050. These are indications for the area, not a property inspection.
